Why NO ONE Is Moving to ATL (Where They're Moving Instead)

Despite Atlanta’s vibrant culture, rich history, and booming economy, many people are opting out of moving into the city itself. Instead, they’re choosing the suburbs. The allure of larger homes, better schools, and quieter neighborhoods is drawing families away from Atlanta. Here’s a deeper look into why this trend is happening and where people are moving instead. Rising Cost of Living One of the biggest reasons people are choosing the suburbs over the city is the cost of living. Housing prices and rental rates in Atlanta have risen significantly, making it difficult for many to afford a comfortable lifestyle within the city limits. For those seeking a bigger home with yard space, the city’s options are limited and pricey. Smaller homes, townhomes, and condos in the city can range between $300,000 to $400,000 but often lack the space that families need. In contrast, the suburbs offer more affordable housing options. Families can purchase larger homes with more land for the same price or even less than a smaller, less desirable property in the city. This makes the suburbs especially appealing to those with pets and children who need space to play and roam. Safety and Quality of Life Safety and quality of life are crucial factors driving people to the suburbs. Many people perceive the suburbs as safer, with lower crime rates compared to the city. This perception draws families, particularly those with children, to the quieter, more relaxed environment of suburban areas. Neighborhoods in the suburbs are often designed to attract young families with amenities like pools, tennis courts, and playgrounds. These features create a sense of community that is particularly valuable for families new to the area who want to feel connected with their neighbors. Better Schools Another significant factor is the quality of education. While Atlanta has some great schools, many of them are private and located in expensive areas. In the suburbs, families can find excellent public schools that offer smaller class sizes, better facilities, and more extracurricular opportunities. These suburban schools often receive more funding, contributing to a higher quality of education. Traffic Congestion Atlanta’s notorious traffic congestion is another reason people are avoiding the city. The daily hassle of dealing with heavy traffic can be a significant deterrent for those considering a move. The suburbs, on the other hand, provide a more manageable commute, especially for those working outside the city center. Popular Suburban Areas The suburbs surrounding Atlanta are often divided into ITP (Inside the Perimeter) and OTP (Outside the Perimeter) areas, referring to the 285 Loop that circles the city. Here are some of the popular areas where people are moving: Northwest of the City: Kennesaw, Marietta, Roswell, East Cobb, and parts of Sandy Springs. These areas are highly developed and offer convenient access to the city with great schools, but they come with a higher price tag. North of the City: Milton, Alpharetta, and Johns Creek. Milton is known for its large estates and equestrian properties, with an average sales price of almost $1.4 million. Alpharetta offers more developed amenities and shopping, with an average price of $876,000. Johns Creek, slightly closer to Atlanta, also has great schools and amenities with an average price over $1 million. Northeast Metro Atlanta: Suwanee, Buford, Gainesville, Flowery Branch, Braselton, and Dawsonville. These towns provide a variety of housing options and community features that attract families, singles, and retirees alike. Each of these towns has something unique to offer, from lakeside living in Gainesville to excellent shopping and schools in Alpharetta and Buford, to more affordable pricing in Braselton, Flowery Branch, and Dawsonville. KeyPoint While Atlanta continues to be a hub of opportunities, jobs, and events, the suburbs offer a more attractive lifestyle for many families. Larger homes, better schools, safer environments, and a sense of community are just a few reasons why people are choosing the suburbs over the city. If you’re considering a move to Georgia, exploring these suburban areas might lead you to your ideal home.

MORE

Can You Afford It?! Cost of Living in Georgia

We all know that life has gotten really expensive these days. Inflation has touched just about everything, and I think we've all seen our cost of living increase dramatically over the last five years. You might live in an area that you simply can't afford anymore, and you're looking for more affordable options, or maybe you're just interested in what it will cost you to live here in Georgia. The vast majority of people I receive calls from are interested in the northern half of the state, so most of this information is tailored to these areas. If you find the northern half too expensive, middle and South Georgia are more affordable. Housing Costs The average cost of a home in the Northeast Metro Atlanta area in May 2024 was $539,000, with a median sales price of around $434,000. This is a significant increase from January 2021, when the average sales price was $374,000. This trend isn't unique to Georgia, but is prevalent in high-demand areas like Suwanee, Johns Creek, and Alpharetta, where average sales prices are $698,000, $860,000, and $955,000, respectively. However, more affordable options exist in towns like Flowery Branch, where the average sales price is just under $500,000, Grayson at $458,000, and Winder at $337,000. On the west and south sides of Atlanta, homes in the $300,000 to $400,000 range can be found in towns like Dallas or McDonough. Job Opportunities and Amenities The Northeast Metro is more developed, offering more job opportunities, highly ranked schools, and a larger population. While this makes it more expensive, it doesn't necessarily mean it's better, especially if you're looking for something more rural and affordable. Each town's unique factors significantly affect home prices. Property Taxes and Tax Exemptions Georgia offers attractive property tax benefits, particularly for retirees. Many counties provide senior property tax exemptions, which can significantly reduce the tax bill. For example, in Gwinnett County, a senior exemption can lower the property tax bill from over $1,600 to just $669. Comparatively, property taxes in states like Illinois can be nearly ten times higher. Georgia transitioned to a flat income tax rate of 5.49% as of January 1, 2024, replacing the previous progressive tax system. Sales tax in Georgia is 4%, with additional county taxes ranging from 6% to 9%. Utility Costs Air conditioning is a non-negotiable expense in Georgia, with summer power bills ranging from $200 to $300. Newer, energy-efficient homes may have lower bills, but it's wise to budget for these costs. Winter gas bills are also a consideration, especially for homes with gas fireplaces or furnaces. Additional Expenses Trash pickup is not included in property taxes in most cities and counties in the Northeast Metro, costing around $25 a month. Pest control is essential due to the prevalence of termites, costing a few hundred dollars a year. Public transportation is limited, making a vehicle necessary for most residents. Fortunately, Georgia has lower than average gas prices, and car tag fees are relatively low after an initial one-time fee based on the vehicle's value. KeyPoint The Northeast Metro Atlanta area offers a vibrant job market and a thriving economy, drawing people from all over to work in tech, healthcare, film, and more. If you're considering moving to Georgia, these insights into the cost of living will help you budget accordingly. If you've already made the move or have been living here for a while, share your experiences and any additional insights in the comments.

MORE

New Construction Projects You NEED To Know About in Metro ATL

If you saw my most recent video about the state of the real estate market here in the Northeast Metro Atlanta area, you would know that many of the current pain points stem from a major lack of inventory. The good news is that there are numerous new communities going up all over the North Metro, with many more planned for the future. Major New Neighborhoods and Developments Some areas in the North Metro are at maximum capacity and don’t have any more room for new construction neighborhoods, while other towns are full of undeveloped land that is expected to see major developments over the next few years. Here are some neighborhoods you should keep your eyes on: 1. Gainesville Township One of the first big neighborhoods to know about is in Gainesville. A huge new master-planned community is currently underway, just 3 miles from the downtown Gainesville square and 5 miles from Lake Lanier. This community will be similar to Sterling on the Lake, a massive master-planned neighborhood with several different styles of homes, builders, and tons of amenities. Gainesville Township will include: The Manor at Gainesville Township: The first section to break ground, with single-family homes starting in the mid $500,000s for slab homes and mid $600,000s for homes with basements. Artisan Builders: Building semi-custom homes where you can choose some of your finishes and selections. Lenar Homes: Another builder involved in the community, with a third builder yet to be announced who will build townhomes. This mixed-use development will span over 1,000 acres, including: 2,400 residential units: 1,400 single-family homes, 300 townhouses, and 640 multi-family units. 75,000 square feet of commercial space. 645 acres of green space. Amenities: clubhouse, swim center, tennis courts, pickleball courts, disc golf course, walking trails, and a dog park. This project is expected to take 10 to 14 years to complete, so buying in early can be more affordable, though you may have to deal with ongoing construction. 2. Braselton Village Another neighborhood to watch is Braselton Village, being built by DR Horton in Braselton. While DR Horton has mixed reviews, they offer more affordable new construction options without having to drive far out. Braselton Village will include: Around 300 homes with four different floor plans. Limited design selections: a few options for exterior elevations and kitchen cabinet colors. Amenities: clubhouse, pool, playground, tennis and pickleball courts, projected to be complete by summer 2025. HOA fees: around $750 per year, even before amenities are finished. Located conveniently near a Publix grocery store shopping center and across the street from Chateau Elan (a resort winery and golf course), Braselton Village is also close to Interstate 85 and the Braselton campus of the Northeast Georgia Medical Center. However, ongoing road construction might cause some headaches in the meantime. Additional Proposed Developments There are many proposed communities in the area: A 302-home development near Winder Highway and Georgia State Route 53. Three more townhome communities within a 10-minute radius, each with over 100 townhouses. Additionally, a major project called Thompson Mill Village is proposed, aiming to create a mixed-use development similar to Avalon in Alpharetta. This project will include: Over 1,500 residential units: condos, townhomes, apartments, and senior living units. A 200-room hotel. Nearly 800,000 square feet of commercial space. Located near the Northeast Georgia Medical Center Braselton campus and Chateau Elan. KeyPoint Clearly, the Northeast Metro Atlanta area is experiencing significant growth, with plenty of room for new developments in Gainesville and Braselton. These projects promise to bring more housing options, amenities, and commercial spaces to the region, making it an exciting time to consider moving to or investing in these areas.

MORE